On 5 June 2026, the Telangana government changed the official value of land and property across the state. If you’re buying a flat or plot in Hyderabad, this directly affects what you pay at registration in many areas, it’s gone up.
This guide explains what changed, how much more you’ll pay in real rupees, which areas were hit hardest, and how to check the new value for the exact property you’re buying.
What actually changed on 5 June 2026
The government revised the market value of property also called the guidance value or circle rate. This is the minimum value the state uses to calculate your stamp duty and registration charges.
Two things to be clear about:
- The market value went up – In many Hyderabad areas, the government’s official value now sits much closer to what properties actually sell for.
- The charges themselves did not change – In Hyderabad’s urban areas, GHMC, municipalities and corporations you pay a total of 6% – 4% stamp duty, 1.5% transfer duty and 0.5% registration fee. What changed is the value that 6% is calculated on.
One thing worth knowing before you budget: the rate depends on whether the property sits in an urban body or a Gram Panchayat. Gram Panchayat areas pay 7.5%, a higher 5.5% stamp duty and 2% registration fee, with no transfer duty (there’s no municipal body to collect it). Most of Hyderabad proper is urban, but plots on the fringes may not be. Check which applies before you calculate.
So if you’re registering a property after 5 June 2026, your stamp duty is worked out on the new, higher value — which means a higher bill in most areas.
The new rates apply at all 144 Sub-Registrar Offices across Telangana, covering roughly 92,000 locations.
How much more will you actually pay?
This is what matters, so let’s use a real example the government itself gave.
A 2,000 sq ft apartment in Kompally had a government value of about ₹44 lakh before the revision. After 5 June, that same flat’s government value is about ₹54 lakh, a ₹10 lakh increase in the value your duty is calculated on.
At the 6% urban rate:
- Before: 6% of ₹44 lakh = about ₹2.64 lakh in duty
- After: 6% of ₹54 lakh = about ₹3.24 lakh in duty
So that buyer pays roughly ₹60,000 more at registration than they would have in May, for the same flat, at the same sale price.
One important catch: duty is charged on the higher of two numbers, the price on your sale agreement, or the government value. So if you were already buying at or above the new government value, your cost may not change at all. The increase only bites when the new government value is higher than your agreed price.
Which areas were hit hardest?
The increases were not spread evenly. The government targeted areas where the official value had fallen far behind real market prices, mostly the IT corridor and the land around the Outer Ring Road.
Open plots along and inside the ORR saw the sharpest rises, up to 100%. Apartments rose more gently, generally 10 to 20%.
Some specific residential land values, per square yard, after the revision:
- Kokapet: ₹23,800 → ₹47,600 (doubled)
- Narsingi: revised to ₹27,000
- Puppalaguda: ₹36,800
- Manchirevula: ₹22,600
- Raidurgam: ₹26,700 → ₹48,300
- Khajaguda: ₹32,000 → ₹48,300
- Banjara Hills (Road 1 & 12): ₹1.16 lakh — the highest in the state
The lowest plot value anywhere in Telangana is now ₹600 per square yard, so rural and outer areas were largely left alone. This was a Hyderabad-and-its-fringe revision, not a statewide flat increase.
Why the government did this
The official reasoning: for years, the government’s registered values sat well below what people actually paid. A plot selling for ₹1 lakh per square yard might have a government value under ₹15,000. That gap encouraged under-reporting, declaring a lower price on paper to reduce duty.
Closing the gap has three effects the government wants:
- More revenue – higher values mean higher duty collected.
- Cleaner transactions – less room to under-declare the price.
- Easier loans – banks lend against government value, so a realistic value can mean a smoother loan.
The revision was based on field surveys and third-party valuation, guided by a committee under economist Arvind Subramanian, rather than a flat percentage applied everywhere.
What this means if you’re buying now
If you’re buying in the IT corridor or near the ORR (Kokapet, Narsingi, Gachibowli, Tellapur, Financial District), budget for a higher registration cost than a friend who bought a year ago. The value your duty is based on has moved up meaningfully.
If you’re buying an apartment, the rise is milder, 10–20% on the government value, so the extra duty is smaller than for open plots.
If you’re buying a plot near the ORR, this is where the increase is steepest. A plot whose government value doubled means your duty on that value roughly doubled too, unless your agreed price was already above the new figure.
If you already booked a registration slot but hadn’t completed it, you pay on the revised value. Several buyers who pre-booked before 5 June were asked for the additional amount.
How to check the new value for your property
Don’t rely on a WhatsApp forward or a broker’s estimate. Check the official figure yourself:
- Go to the Telangana Registration and Stamps portal at registration.telangana.gov.in
- Under Online Services, choose Market Value Search
- Select Land Value (for a plot) or Apartment Value (for a flat)
- Pick your District, Mandal and Village — note that Hyderabad, Rangareddy and Medchal-Malkajgiri are separate districts, so don’t mix them up
- Read the per-square-yard rate (land) or per-square-foot rate (flats)
Watch the units. The portal sometimes shows per square metre instead of per square yard. One square yard is 0.836 square metres, mixing them up throws your calculation off by about 20%.
Always confirm the exact figure for your specific plot or flat with the local Sub-Registrar’s Office before you register.
How to work out your own duty
The maths is straightforward once you have the numbers:
- Flat: government rate per sq ft × super built-up area = government value
- Plot: government rate per sq yard × plot area in sq yards = government value
Then your duty is charged on the higher of that government value or your actual sale price — at 6% in urban areas, or 7.5% in a Gram Panchayat.
Worked example. A flat in Kokapet, government rate ₹6,000 per sq ft, super built-up area 1,400 sq ft:
- Government value = ₹84 lakh
- If your sale price is ₹95 lakh, duty is charged on ₹95 lakh (the higher figure)
- 6% of ₹95 lakh = about ₹5.7 lakh total (₹3.8L stamp duty + ₹1.43L transfer duty + ₹47,500 registration)
Run your own numbers through the official IGRS Duty Fee Calculator on the registration portal before you commit.
The review coming in six months
The government has said it will review these values again after about six months, roughly the end of 2026. It will look at whether registrations slowed, whether the increases were too steep, and will invite public feedback. So these figures are current, but not necessarily permanent.
Frequently asked questions
Did stamp duty go up in Telangana in 2026?
The rates themselves stayed the same, 6% total in Hyderabad’s urban areas (4% stamp duty + 1.5% transfer duty + 0.5% registration fee), or 7.5% in Gram Panchayat areas (5.5% stamp duty + 2% registration fee, no transfer duty). What changed is the government market value that those rates are calculated on, which rose in many Hyderabad areas, so the rupee amount you pay went up even though the percentage didn’t.
How much did land values go up in Hyderabad?
Open plots along and inside the ORR rose by up to 100%, while apartment values rose 10 to 20%. Kokapet land, for example, doubled from ₹23,800 to ₹47,600 per square yard. Rural and outer areas mostly stayed the same.
When did the new Telangana land values take effect?
5 June 2026. All property registrations at the state’s 144 Sub-Registrar Offices from that date use the revised values.
Will I definitely pay more stamp duty now?
Only if the new government value for your property is higher than your agreed sale price. Duty is charged on whichever is higher. If you were already buying at or above the new government value, your cost is unchanged.
How do I check the new market value for my property?
Use the Market Value Search on registration.telangana.gov.in. Select your district, mandal and village, and read the per-square-yard or per-square-foot rate. Confirm with your Sub-Registrar’s Office before registering.
Which Hyderabad areas were affected most?
The IT corridor and ORR belt, Kokapet, Narsingi, Gachibowli, Tellapur, Puppalaguda, Raidurgam, Khajaguda and the Financial District, saw the largest increases. Banjara Hills Road 1 and 12 hold the state’s highest rate at ₹1.16 lakh per square yard.
Figures are as notified in June 2026 and may change at the government’s six-month review. Market values vary by exact location, road width and property type. This is general information, not legal or financial advice. Always check the official IGRS portal and confirm with your Sub-Registrar’s Office before registering, and consult a property lawyer for your specific transaction.
